SECTION 3: TOWN CENTRE

The Neighbourhood Plan and the Town Centre

Chapel-en-le-Frith town centre is the centre of activity for both the town and the Parish and, with 63 shops, retailing is the predominant land-use, attracting people from a wide area. It also has a diverse range of restaurants, pubs and hot food takeaways which, with nearby tourist attractions, bring both local residents and visitors to the town centre. It is the place of work for local people and there are also many homes in the town centre.

The historic and attractive Market Place and the surrounding streets are the main focal point of the town, being the centre of the Conservation Area and so having the right image on which to base future opportunities for developing the tourist and heritage potential of this part of High Peak. The town centre is within easy walking distance of all parts of the town, leading to a ‘compact town’ ethos, where walking and cycling can be encouraged as the norm for routine journeys.

Objectives

Re-invigorating the town centre is a major aim of this Plan. Like many other towns, it faces great challenges as a result of changing shopping habits. The Plan defines the geographical extent of the town centre, and then identifies policies that promote a diverse range of facilities and services, but with retailing continuing to dominate, giving the maximum flexibility to respond to development opportunities as they happen, whilst improving the important historical character of the town centre.

This Neighbourhood Plan aims to create a climate in which investment will be made to maintain and develop a wide range of businesses and local facilities. The range of quality independent shops needs to be maintained and expanded. Shopper attraction and retailer co-help schemes will be important in this regard – an example of projects being owned, directed and driven by the community. We also need to capitalise on the unspoilt historical nature of the town centre to develop tourism, for which the development of visitor attractions will be important.

Together, the policies aim to ensure that:

The Market Place achieves its full potential, making the most of the attractive historical heritage of the market place area and its surroundings;

Mixed use development adds to the vitality of the town centre;

There is a coherent parking strategy, providing sufficient spaces in the right places;

Visitors can identify attractions and find their way around.

Policy TC1: Extent of Chapel-en-le-Frith Town Centre

Chapel-en-le-Frith Town Centre will cover the area defined on the map. The defined area covers:

The length of High Street / Market Street between Cross Street and Hayfield Road

Policy TC3: Mixed Use in the Town Centre

Mixed use development will be welcomed in the town centre and subject to the other policies of this plan. Planning permission will be granted for the following development in Chapel-en-le-Frith town centre, including new build, extensions, alterations and changes of use:

Business (B1)

Hotels and Guest Houses (C1)

Residential Institutions (such as care homes) (C2)

Residential Development (C3)

Community Facilities, Assembly and Leisure (D1 and D2)

Tourist Attractions and Facilities

Car Parks, and

Public Transport Facilities

Where appropriate, and particularly where homes are nearby, conditions will be imposed to control operating arrangements and / or opening hours to mitigate the environmental impacts of the development.

Policy TC6: High Quality Town Centre Design

Development will be supported in respect of proposals covered by Policies TC2, TC3, TC4 and TC5 provided that it is of high quality design and is sympathetic in use, siting, scale and character to its immediate and wider surroundings.

In the case of developments within the Town Centre Conservation Areas:

All such developments should comply with High Peak Local Plan conservation and heritage policies. Wherever possible, construction materials and finishes should reflect the surrounding area and the character and heritage of the immediate environment. Where approved, modern replacement/new build materials should visually reflect the immediate environment.

Commercial property alterations and frontages should also reflect the heritage of the immediate environment with suitable wall-mounted signage.

Any enhancement of the street furniture, signage and street lighting should have a heritage appearance but also have regard for energy conservation and public safety.

Policy TC2: New Retail Development in Chapel-en-le-Frith Town Centre

Subject to other policies of this plan, planning permission will be granted for retail development in Chapel-en-le-Frith town centre, including new build, extensions, alterations and changes of use, for:

Shops (A1)

Financial and professional services (A2)

Restaurants and cafes (A3)

Drinking establishments (A4) and

Hot food takeaways (A5)

Where appropriate, and particularly where homes are nearby, conditions will be imposed to control operating arrangements and / or opening hours to mitigate the environmental impacts of the development.

Policy TC4: Use of Redundant Buildings in Chapel-en-le-Frith Town Centre

The re-use of redundant buildings in Chapel-en-le-Frith Town Centre will be welcomed and supported.

Policy TC5: Use of Shop Upper Floors in Chapel-en-le-Frith Town Centre

Residential, retail and office use of accommodation on upper floor levels above existing shops in the town centre will be supported.

Policy TC 7: Small Local Shops

Planning Permission will be granted for small shops, including new build, extensions, alterations and changes of use, in the following locations and subject to other provisions of this Plan:

Outside Chapel-en-le-Frith town centre but within the Chapel-en-le-Frith built-up area boundary, with the exception of the employment sites allocated within this Plan (unless allowed by a site specific policy); and

Within the built-up area boundaries of Dove Holes, Combs, Tunstead Milton, Whitehough and Sparrowpit.

In the Peak District National Park area shops can only be provided by conversion or change of use of existing buildings

A small shop is defined as under 280m2 in Dove Holes and under 150m2 in the other settlements. Where appropriate, conditions will be imposed to control operating arrangements and / or opening hours to mitigate the environmental impacts of the development

Policy TC8: Partnership Working for Town Centre Developments

Chapel-en-le-Frith Parish Council will work in partnership with High Peak Borough Council, Derbyshire County Council, local businesses, the voluntary sector and others to develop and secure improvements to Chapel-en-le-Frith Town Centre to promote its future viability.

Regeneration of Chapel-en-le-Frith Market Place

The Market Place is the hub of the town and the centrepiece of the Conservation Area. It includes the War Memorial, Market Cross and the ancient stocks, as well as being surrounded by historic buildings, including pubs which date from the era of the stagecoach, and the thirteenth century parish church at the eastern end. There are also cafes and shops, with a small market on Thursdays. It is a focal point for the community, where ceremonies take place such as the May Day Celebration, Remembrance Day service and the Christmas lights switch-on.

At present, parking is available on-street around the Market Place, limited to forty minutes during the working day, and also on the cobbled ‘off-street’ area of the Market Place, where no time limits are in force. The parking and traffic impinge adversely on this important historic focal point of the town, preventing it achieving its full potential. A complete prohibition of traffic on the cobbled area of the Market Place may be considered in future if it is felt desirable.

In addition to the parking spaces on the cobbled area, some on-street spaces would also need to be removed from the north side, with up to twenty-two spaces being lost in total. Alternative parking facilities would need to be made available. The Plan seeks to provide for this through the Car Parking Strategy.

Policy TC9 Regeneration of Chapel-en-le-Frith Market Place

Chapel-en-le-Frith Parish Council will work in partnership with High Peak Borough Council and Derbyshire County Council to develop and approve proposals for the regeneration of the Chapel-en-le-Frith Market Place.

The redevelopment of Chapel-en-le-Frith Market Place, comprising the relocation of some parking spaces, restoration of the surfacing and the provision of seating and other street furniture, and high quality landscaping, will be supported. This will be subject to the provision of suitable nearby replacement car parking spaces elsewhere. Proposals will be set out in a Design Brief and will undergo public consultation prior to any planning application.

Town Centre Car Parking Strategy

The residents’ survey indicated that half of respondents thought that parking is a problem, with the vast majority referring to the town centre. Of the problem locations mentioned, almost one third of respondents identified the Market Place, demonstrating the status of this relatively small area, which for local people is seen as the hub of the town.

Parking provision will be required for the projected increases in population resulting from development and to support tourism, most appropriately near to the Market Place where there are tourist attractions together with eating and drinking establishments. A substantial increase in parking spaces near to the Market Place is therefore sought early in the Plan period.

There are currently 412 car parking spaces in the town centre, both on-street and off-street. It is currently estimated that up to another 126 are required.

A study of existing parking patterns throughout Chapel-en-le-Frith town centre will be undertaken early in the Plan period, in order to inform the future parking strategy. The strategy will define car parking areas as long or short stay (or both), and will need to propose that controls are in place to enforce this split. Such controls are essential to ensure that the stock of spaces is used most efficiently, so that all categories of motorists (residents, local employees, shoppers, visitors) are treated fairly.
A principal aim of the strategy is that those that bring trade to the town centre will always be able to find a convenient parking space. The small number of large car parks, with controls to ensure that spaces are always available, will reduce the amount of time spent by motorists searching for a space.

A comprehensive direction signing scheme will be required to direct motorists, especially visitors and tourists, to the most appropriate car park in each case.

The parking strategy will also cover:

Sites to be surfaced and drained

Pedestrian routes within car parks, and to / from car parks

Lighting

Landscaping

Coach and lorry parking

All of these issues are very important if the town is to achieve its full potential in attracting visitors, who will be heavily influenced by the availability and quality of the car parking facilities. Policy TC10 identifies locations where sites will be reserved for car parking spaces.

Policy TC10: Car Parking Reserved Sites

a Land will be reserved for additional car parking at the locations listed below.

b Wherever appropriate, contributions will be sought in line with policy CNP1. Chapel-en-le-Frith Parish Council and its advisors will also work in partnership with High Peak Borough Council, Derbyshire County Council and Network Rail, as appropriate, to develop and approve proposals for car parking at these sites.

c Parking spaces will be of a size and standard that meet relevant guidance as set out in the County Parking Standards. The car parks and associated pedestrian routes, as set out below, will be developed to provide high quality surfacing, drainage, lighting and landscaping.

d The Thornbrook Road car park extension (CP1) will need to incorporate the route of the Warmbrook Trail within the layout, with a pedestrian link being provided to Market Street and natural landscaping and planting around the car park.

e The Rowton Grange Road car park (CP2) will be subject to an agreement for shared use with landowners and current authorised users.

f Proposals will be set out in Design Briefs and will undergo public consultation prior to any planning application.